Bulgaria is considering the possibility of introducing a complete ban on construction on the first sea line

Bulgaria is considering the possibility of introducing a ban on converting agricultural land located at a distance of 100 m from the sea to residential. If the corresponding change to the already existing Act on the  Black Sea coast spatial development is adopted, it will not be possible to build a hotel or a house closer than 100 m to the sea. Apart Estate experts are investigating what the purpose of the discussed proposals is, what will happen to the already built houses and complexes, and whether it is possible to buy an apartment or a villa on the first sea line now.

Bulgaria is considering the possibility of introducing a complete ban on construction on the first sea lineEcologists and nature protectors have been opposing the Black Sea coast development for many years. From their point of view, construction disrupts the ecological balance, leading to the extinction of entire animal species and the disappearance of plants. Moreover, erection of buildings and houses on sandy soils can be dangerous for their inhabitants.

The problem has been hanging in the air for a long time. However, at the end of October 2023, many representatives of local authorities started talking about the need to introduce a ban on construction near the sea. The need for restrictions is explained not only by the safety of people, but also by the desire to preserve the Black Sea coast in its original form, as well as to leave open access to natural attractions.

Currently, following initiatives listed in the amendments to the Act on the Black Sea coast spatial development are proposed for consideration by the National Assembly of the Republic of Bulgaria:

  • A ban on converting the agricultural land located at a distance of 100 m from the sea to the residential land used for individual and urban construction. By the way, today, almost all free areas that are located next to the sea are agricultural lands. There are such plots in the Burgas neighborhood of Sarafovo, in the cities of Tsarevo, Primorsko, and the resort villages of Sinemorets and Ravda.
  • Limitation of construction in the area 500 m away from the beaches of Irakli, Koral and Karadere. These incredibly beautiful beaches are very popular among tourists. Two of them are located in the Burgas region, the third one is in the Varna region.
  • The restrictions will apply to lands for which construction permits have not yet been obtained. Already issued permits will not be canceled. So there is no need to be afraid of the demolition of a built house or that the construction of an approved apartment complex will cease.
  • For those who planned to sell their lands to investors and developers for further residential construction, the state will pay one-time compensation for expected losses. At the same time, there are no plans to confiscate lands located in the beach area in favor of the state.

An analysis carried out by Apart Estate employees shows that the considered changes can seriously affect the Bulgarian real estate market. Limiting construction on the first line of the sea will lead to a price increase for already built properties, as well as for apartments and houses building of which will be agreed upon by the time of adopting the changes.

Today, you can buy a studio apartment or a flat in a living complex by the sea for 1,800 euros/sq. m. The construction ban will lead to an increase in prices to 2,500-3,000 euros/sq. m depending on location. Prices for apartments on the first sea line in Burgas, Nessebar, Sveti Vlas, or Sozopol will continuously increase, while properties located in less attractive areas may lose their investment value.

Apart Estate offers to buy apartments and houses on the first sea line in Nessebar, Sozopol, and Sunny Beach. You will find studio apartments, one-bedroom and two-bedroom apartments in our catalog. Call us and we will offer you the best options for cottages and townhouses located right by the sea.

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